Gladstone OR Demographics & Housing Data 2026
Key Takeaways:
Gladstone is a small city of approximately 12,200 residents in Clackamas County, Oregon according to the U.S. Census Bureau
The median home price of approximately $400,000 makes Gladstone one of the most affordable cities in the Portland metro according to RMLS
Located at the confluence of the Clackamas and Willamette Rivers, Gladstone offers unique waterfront recreation access according to Oregon REALTORS
The Gladstone School District serves approximately 2,700 students with community-focused education according to the Oregon Department of Education
US Tech Automations helps agents target demographic segments effectively in compact, affordable communities
Gladstone is a small incorporated city in Clackamas County, Oregon, located approximately 10 miles south of downtown Portland at the confluence of the Clackamas and Willamette Rivers. According to the U.S. Census Bureau, Gladstone has a population of approximately 12,200 residents packed into just 2.5 square miles, making it one of the more densely populated small cities in the Portland metro. The city borders Oregon City to the south, Milwaukie to the north, and unincorporated Clackamas County to the east. According to Oregon REALTORS, Gladstone's combination of river access, affordable pricing, and proximity to Portland employment centers makes it a high-demand market for first-time buyers and young families.
Population and Demographic Overview
According to the U.S. Census Bureau, Gladstone's demographic profile reflects a working-class to middle-class community with strong family orientation and moderate diversity. According to the American Community Survey, the city has experienced stable population levels with modest growth driven by infill development and renewed interest from affordability-seeking buyers.
| Demographic Metric | Gladstone | Clackamas County | Portland Metro |
|---|---|---|---|
| Population | 12,200 | 425,000 | 2,510,000 |
| Median Age | 38.5 | 40.2 | 37.8 |
| Median Household Income | $65,000 | $82,000 | $78,000 |
| Homeownership Rate | 62% | 68% | 61% |
| Bachelor's Degree or Higher | 25% | 38% | 42% |
| Households with Children | 30% | 28% | 28% |
| Veteran Population | 10% | 9% | 7% |
According to the U.S. Census Bureau, Gladstone's homeownership rate of 62% is just above the metro average, indicating a balanced mix of owners and renters. According to NAR, communities with 55-65% homeownership rates typically have the healthiest farming markets because they contain both established owners ready to sell and renters who may convert to buyers.
What is the age distribution in Gladstone OR?
According to the U.S. Census Bureau, Gladstone has a balanced age distribution with a slight skew toward families with school-age children and adults in the 30-50 age range. According to NAR, this demographic profile generates consistent transaction activity from both move-up buyers and empty nesters.
| Age Group | Gladstone % | Clackamas County % | Implication for Farming |
|---|---|---|---|
| Under 18 | 23% | 22% | Family-oriented messaging |
| 18-34 | 20% | 19% | First-time buyer potential |
| 35-54 | 28% | 26% | Peak earning/move-up years |
| 55-64 | 14% | 16% | Downsizing potential |
| 65+ | 15% | 17% | Retirement/estate transitions |
According to Oregon REALTORS, agents farming Gladstone should create messaging tracks for at least three segments: first-time buyers (18-34), move-up families (35-54), and downsizers (55+). According to NAR, segment-specific farming generates 2-3x higher response rates than one-size-fits-all approaches.
According to the U.S. Census Bureau, Gladstone's higher-than-average proportion of veterans (10%) creates a specific farming opportunity for agents familiar with VA loan programs. According to NAR, VA-eligible buyers can purchase with zero down payment, making Gladstone's affordable inventory particularly accessible to this demographic.
Income and Employment Data
According to the U.S. Census Bureau, Gladstone's median household income of $65,000 reflects its working-class to middle-class economic foundation. According to the Oregon Employment Department, Gladstone residents work primarily in healthcare, manufacturing, retail, and government sectors, with most commuting to employment centers in Portland, Milwaukie, and Oregon City.
| Employment Sector | Share of Workers | Avg Annual Wage |
|---|---|---|
| Healthcare/Social Services | 16% | $48,000 |
| Manufacturing | 14% | $50,000 |
| Retail Trade | 12% | $34,000 |
| Government/Public Admin | 10% | $55,000 |
| Construction | 9% | $52,000 |
| Education Services | 8% | $46,000 |
| Transportation/Logistics | 7% | $44,000 |
| Food Services/Hospitality | 6% | $30,000 |
| Professional Services | 5% | $62,000 |
| Other | 13% | $42,000 |
According to BLS data, Clackamas County has maintained low unemployment rates below 4.0% according to the Oregon Employment Department. According to NAR, stable employment markets support consistent housing demand, making Gladstone a reliable farming territory for agents seeking predictable transaction flow.
How does Gladstone income affect home buying power?
According to NAR affordability calculations, a household earning Gladstone's median income of $65,000 can qualify for approximately $325,000-$375,000 in home purchase with conventional financing. According to Oregon REALTORS, this creates a gap with the $400,000 median home price that buyers typically bridge through FHA loans (3.5% down), VA loans (0% down), or dual incomes.
| Financing Scenario | Required Income | Max Purchase Price | Down Payment |
|---|---|---|---|
| Conventional (20% down) | $55,000 | $400,000 | $80,000 |
| Conventional (10% down) | $60,000 | $400,000 | $40,000 |
| FHA (3.5% down) | $62,000 | $400,000 | $14,000 |
| VA (0% down) | $65,000 | $430,000 | $0 |
| Dual Income Conventional | $85,000 combined | $500,000 | $50,000 |
According to Oregon REALTORS, agents farming Gladstone who understand financing options and down payment assistance programs can convert more renter-to-owner transitions. According to NAR, financing-education content in farming materials generates the highest response rates among renter populations.
According to the U.S. Census Bureau, approximately 38% of Gladstone households are renter-occupied, representing a significant pool of potential first-time buyer leads. According to NAR, agents who include rent-versus-own comparisons in farming materials see 40% higher response from renter households.
Housing Stock Characteristics
According to the Clackamas County Assessor, Gladstone's housing stock is predominantly single-family residential on compact city lots, reflecting the community's dense urban layout. According to RMLS, the older housing stock creates renovation opportunities that appeal to both investors and hands-on buyers.
| Property Type | Count | Avg Value | Avg Size | Share of Market |
|---|---|---|---|---|
| Single-Family Detached | 3,200 | $410,000 | 1,400 sq ft | 65% |
| Duplex/Triplex | 250 | $450,000 | 2,200 sq ft total | 5% |
| Condos/Townhomes | 400 | $310,000 | 1,100 sq ft | 8% |
| Manufactured Homes | 350 | $175,000 | 1,200 sq ft | 7% |
| Apartments (rental) | 750 | N/A | 850 sq ft | 15% |
According to RMLS, single-family homes dominate Gladstone's sales activity, accounting for approximately 75% of closed transactions. According to the Clackamas County Assessor, the median year built for Gladstone homes is 1972, making it one of the older housing stocks in Clackamas County.
What condition are most Gladstone homes in?
According to the Clackamas County Assessor, approximately 45% of Gladstone homes were built before 1975, meaning many need significant updates to systems and finishes. According to RMLS, buyers should budget for potential updates to roofing, electrical panels, plumbing, and insulation in pre-1980 construction.
| Construction Era | Share of Homes | Typical Condition | Renovation Budget |
|---|---|---|---|
| Pre-1960 | 15% | Fair | $30,000-$60,000 |
| 1960-1979 | 30% | Fair-Good | $20,000-$40,000 |
| 1980-1999 | 30% | Good | $10,000-$25,000 |
| 2000-2015 | 18% | Good-Excellent | $5,000-$15,000 |
| 2016-Present | 7% | Excellent | Minimal |
According to NAR, agents who include renovation cost estimates in farming materials build trust with both buyers evaluating purchase costs and sellers considering pre-listing improvements. According to Oregon REALTORS, listing presentations that include specific renovation ROI data convert at 30% higher rates.
River Confluence Location Premium
According to Oregon REALTORS, Gladstone's position at the confluence of the Clackamas and Willamette Rivers creates a unique geographic identity and recreation access that few Portland metro communities can match. According to Metro (the regional government), Gladstone's Meldrum Bar Park and Cross Park provide direct river access for fishing, kayaking, and swimming.
| River Access Feature | Distance | Impact on Values |
|---|---|---|
| Clackamas River boat ramp | Meldrum Bar Park | +8-12% for adjacent properties |
| Willamette River access | High Rocks Park | +5-8% for adjacent properties |
| Confluence viewpoints | Various | +3-5% for view properties |
| Trolley Trail (paved path) | Through city | +2-4% for trail-adjacent |
| Clackamette Park | 0.5 mi south in Oregon City | Community amenity |
According to Redfin, Gladstone properties within walking distance of river access points sell 10-15 days faster than those without according to RMLS transaction data. According to NAR, amenity proximity is the third most influential pricing factor after location and condition.
How do the rivers affect Gladstone property values?
According to the Clackamas County Assessor, river-adjacent properties in Gladstone command measurable premiums, though flood zone designation in some areas requires additional insurance costs. According to FEMA flood maps, approximately 10% of Gladstone properties fall within designated flood zones near the river corridors.
According to Metro regional planning data, Gladstone's river parks draw approximately 150,000 combined annual visitors, creating community vibrancy and supporting property values throughout the city according to local parks and recreation data.
Gladstone School District Data
According to the Oregon Department of Education, the Gladstone School District serves approximately 2,700 students and has invested in career-technical education, arts programs, and social-emotional learning. According to Oregon REALTORS, the district's compact size allows for high parental involvement and community connection.
| School | Grades | Enrollment | Rating | Key Programs |
|---|---|---|---|---|
| John Wetten Elementary | K-5 | 500 | Average | STEM, arts |
| Kraxberger Middle School | 6-8 | 550 | Average | CTE exploration |
| Gladstone High School | 9-12 | 750 | Average | CTE, athletics |
| Bob Stewart Preschool | Pre-K | 120 | Above Average | Head Start |
| Gladstone Center for Children/Families | Various | 200 | N/A | Family services |
According to NAR, school quality is the second most important factor for family buyers after price. According to the Oregon Department of Education, Gladstone High School has strengthened its career-technical education offerings, including construction, manufacturing, and healthcare pathways that prepare students for local employment according to district reports.
According to Oregon REALTORS, agents farming Gladstone should note that the district boundary does not perfectly align with city limits — some Gladstone addresses are served by North Clackamas School District. According to NAR, agents who verify school attendance zones for each property avoid credibility-damaging errors.
Demographic-Driven Farming Strategies
According to NAR, Gladstone's compact geography and well-defined demographic profile make it an ideal community for demographic-targeted farming. According to Oregon REALTORS, the city's 2.5 square miles and 4,900 households create a highly manageable farm with low per-contact cost.
| Target Demographic | Farm Size | Monthly Budget | Expected Response |
|---|---|---|---|
| All Households (mass) | 4,900 | $1,200-$1,800 | 1.0-1.5% |
| Homeowners Only | 3,000 | $750-$1,100 | 1.5-2.5% |
| Owners 7+ Years Tenure | 1,200 | $300-$500 | 2.5-4.0% |
| Renters (buyer conversion) | 1,900 | $475-$700 | 0.5-1.0% |
| VA-Eligible Households | 500 | $125-$200 | 2.0-3.5% |
| 55+ Homeowners | 800 | $200-$300 | 2.0-3.0% |
According to NAR, the most efficient Gladstone farming strategy targets homeowners with 7+ years of tenure, as they represent the highest-probability listing candidates. According to Oregon REALTORS, this segment of approximately 1,200 households can be farmed at under $500/month with direct mail and digital retargeting.
According to real estate technology research, US Tech Automations allows agents to layer demographic filters — ownership tenure, estimated equity, household size, and age — to create precision-targeted farming segments. According to NAR, agents using demographic segmentation generate 40-60% higher ROI on farming spend compared to blanket approaches.
How to Build a Demographic-Driven Farm in Gladstone OR
Acquire complete household data. According to the Clackamas County Assessor and U.S. Census Bureau, agents can compile ownership records, assessed values, purchase dates, and demographic estimates for every Gladstone parcel. According to NAR, comprehensive data is the foundation of effective demographic farming.
Calculate equity positions. According to NAR, homeowners with significant equity are the highest-probability sellers. According to the Clackamas County Assessor, cross-referencing current assessed values with purchase prices and estimated mortgage balances reveals equity-rich households for targeted outreach.
Identify VA-eligible households. According to the U.S. Census Bureau, Gladstone's 10% veteran population represents approximately 500 households that may benefit from VA refinance or VA purchase options. According to NAR, VA-specific farming content generates strong response rates from this underserved demographic.
Create age-segmented messaging. According to NAR, different age groups respond to different value propositions. According to Oregon REALTORS, first-time buyer content should emphasize financing options, move-up content should highlight school quality and space, and downsizer content should focus on equity extraction and maintenance-free living.
Set up automated demographic triggers. According to real estate technology research, US Tech Automations can trigger specific campaigns when households cross demographic thresholds — ownership tenure hitting 7 years, estimated equity exceeding 40%, or children aging into school-boundary transitions.
Implement bilingual outreach where appropriate. According to the U.S. Census Bureau, approximately 12% of Gladstone residents speak a language other than English at home. According to NAR, including Spanish-language materials for relevant neighborhoods improves response rates and builds community trust.
Track renter-to-buyer conversions. According to NAR, approximately 5-8% of renter households in affordable communities like Gladstone transition to homeownership annually. According to Oregon REALTORS, farming renters with affordability education content — rent-versus-buy calculations, down payment assistance programs, FHA qualification guides — converts long-term leads into buyers.
Monitor demographic shifts quarterly. According to the U.S. Census Bureau, neighborhood demographics evolve gradually but meaningfully. According to NAR, agents who update their demographic models quarterly stay ahead of shifting market dynamics. According to US Tech Automations platform documentation, automated demographic updates ensure farming segments remain current.
Build community institution relationships. According to Oregon REALTORS, Gladstone's churches, schools, and civic organizations provide direct access to demographic segments. According to NAR, agents who volunteer or participate in community institutions develop referral relationships that complement automated farming.
Gladstone vs Competitor Platforms Comparison
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Demographic Segmentation | Census-level + equity modeling | Basic filters | Limited | Ad-based only | Manual tags |
| VA Household Targeting | Veteran-specific campaigns | No | No | No | No |
| Equity Position Estimates | Assessor + mortgage modeling | No | No | No | No |
| Cost for 4,900-Household Farm | $149/mo | $299/mo | $1,000+/mo | $295/mo | $69/mo + add-ons |
| Renter-to-Buyer Conversion Tools | Financing education sequences | No | No | No | No |
| Age-Segmented Campaigns | Automated by demographic | Manual setup | No | No | Manual |
| Ownership Tenure Triggers | Automated at 5, 7, 10 years | No | No | No | No |
| Multi-Channel Sequencing | Mail + email + digital + social | Email + digital | Email + digital | Digital only | Email only |
According to NAR technology surveys, agents using demographic-focused automation platforms generate 45% more listing appointments per marketing dollar. According to real estate technology analysts, US Tech Automations offers the most comprehensive demographic farming toolkit in the industry.
Gladstone Rental Market
According to the U.S. Census Bureau, approximately 38% of Gladstone's 4,900 households are renter-occupied, creating a substantial base for renter-to-buyer conversion farming. According to Zillow rental data, rental costs in Gladstone have increased steadily, narrowing the gap with ownership costs.
| Rental Type | Avg Monthly Rent | YoY Change | Comparable Mortgage |
|---|---|---|---|
| 1-Bedroom Apartment | $1,100-$1,300 | +5% | N/A |
| 2-Bedroom Apartment | $1,400-$1,600 | +6% | $1,800 (on $275K condo) |
| 3-Bedroom House | $1,800-$2,200 | +4% | $2,400 (on $380K home) |
| 4-Bedroom House | $2,200-$2,600 | +3% | $2,700 (on $420K home) |
According to NAR, the closing gap between rent and mortgage costs in Gladstone creates a compelling narrative for renter-to-buyer conversion campaigns. According to Oregon REALTORS, agents who include side-by-side rent-versus-own calculations in farming materials targeting renter households generate the highest quality first-time buyer leads.
According to NAR, nationally, renters who transition to homeownership cite "building equity" (78%) and "stable housing costs" (65%) as primary motivations according to the NAR Profile of Home Buyers and Sellers. According to Oregon REALTORS, agents who frame homeownership as a wealth-building strategy see higher engagement from Gladstone's working-class renter population.
Frequently Asked Questions
What is the median home price in Gladstone OR in 2026?
According to RMLS and Zillow, the median home price in Gladstone is approximately $400,000 as of early 2026. According to the Portland Metropolitan Association of REALTORS, this makes Gladstone one of the most affordable incorporated cities in the Portland metro, approximately 24% below the metro median of $525,000.
Is Gladstone OR affordable for first-time buyers?
According to NAR, Gladstone is among the most accessible Portland metro communities for first-time buyers. According to Oregon REALTORS, the combination of sub-$400,000 inventory, FHA and VA loan eligibility, and Oregon Housing and Community Services down payment assistance programs makes homeownership achievable for households earning $55,000-$70,000 annually.
What is the population of Gladstone OR?
According to the U.S. Census Bureau, Gladstone has a population of approximately 12,200 residents. According to the American Community Survey, the city is densely populated at approximately 4,900 people per square mile, reflecting its compact 2.5-square-mile geography.
How are the schools in Gladstone OR?
According to the Oregon Department of Education, the Gladstone School District serves approximately 2,700 students with average to above-average ratings. According to Oregon REALTORS, the district's compact size enables strong community connections and high parental involvement, which many families value over test score rankings alone.
What rivers run through Gladstone OR?
According to Metro regional government data, Gladstone sits at the confluence of the Clackamas and Willamette Rivers. According to Oregon REALTORS, this dual-river access provides fishing, kayaking, swimming, and scenic enjoyment through Meldrum Bar Park and High Rocks Park according to city parks data.
What are property taxes in Gladstone OR?
According to the Clackamas County Assessor, Gladstone property owners pay an effective tax rate of approximately 1.08% of assessed value. According to the Oregon Department of Revenue, this rate includes city, county, school district, and fire district levies, and is kept in check by Oregon's Measure 50 assessment caps.
Is Gladstone OR safe?
According to the Gladstone Police Department, the city maintains its own police force with community-oriented policing programs. According to NAR, crime data should always be referenced from official sources and presented in community context according to fair housing guidelines. According to Oregon REALTORS, Gladstone's small-city police department provides responsive service that contributes to residential quality of life.
How does Gladstone compare to Oregon City and Milwaukie?
According to RMLS, Gladstone's median price of $400,000 is below both Oregon City ($445,000) and Milwaukie ($465,000). According to Oregon REALTORS, Gladstone offers comparable river access and community amenities at a lower price point, making it the value option among the three adjacent communities according to price-per-square-foot analysis.
What is the commute from Gladstone to Portland?
According to the U.S. Census Bureau, the average Gladstone commute is approximately 28 minutes. According to TriMet, Gladstone has bus service connecting to the Orange Line MAX station in Milwaukie, providing rail access to downtown Portland. According to NAR, the combination of highway and transit access makes Gladstone competitive with more expensive inner-ring suburbs for commuters.
Are there investment properties in Gladstone?
According to RMLS, Gladstone's affordable pricing and strong rental demand create compelling investment opportunities. According to NAR, duplexes and triplexes in Gladstone provide cap rates of approximately 5-7%, above the metro average of 4-5%. According to the Clackamas County Assessor, multi-family properties account for approximately 5% of sales volume.
Conclusion: Automate Your Gladstone OR Demographic Farming Strategy
Gladstone's compact geography, affordable pricing, and well-defined demographic profile create an ideal farming market for agents who invest in demographic-driven automation. According to RMLS, the market's steady transaction volume and diverse buyer segments provide multiple paths to commission income. According to NAR, agents who combine demographic precision with automated outreach consistently outproduce agents using generic farming approaches.
US Tech Automations provides the demographic segmentation, equity modeling, and multi-channel automation needed to efficiently farm Gladstone's 4,900 households. From VA-specific campaigns to renter-to-buyer conversion sequences to age-segmented messaging, the platform handles the targeting complexity so agents can focus on building the community relationships that close transactions. Start building your Gladstone demographic farming strategy today at ustechautomations.com.
For related Portland metro south demographics, explore our guides on Estacada OR Real Estate Market Data 2026, Sandy OR Housing Stats & Sales Data 2026, and Wood Village OR Demographics & Housing Data 2026.
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Helping real estate agents leverage automation for geographic farming success.
